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HomeMy WebLinkAboutAgenda - 06-06-2000-9fORANGE COUNTY BOARD OF COUNTY COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: June 6, 2000 Action Agenda SUBJECT: The Woodlands (Formerly Nine Gates) — Preliminary Plan Item # q - -F— DEPARTMENT: Planning & Inspections PUBLIC HEARING: Yes _,x No ATTACHMENT(S): 1) Resolution of Approval 2) Application 3) Vicinity Map 4) Agency Comments 5) Fiscal Impact Analysis 6) Planning Board Minutes 7) Comments from Neighbors 8) View of Jones Ferry Road (White truck parked in Nine Gates Road) 9) Preliminary Plat INFORMATION CONTACT: Tina Moon Planner II ext. 2583 Robert P. Davis Planner III . ext. 2580 TELEPHONE NUMBERS: Hillsborough 732 -8181 Durham 688 -7331 Mebane 227 -2031 Chapel Hill 967 -9251 PURPOSE: To consider an application for Preliminary Plan approval of The Woodlands BACKGROUND: Request Preliminary Plat approval for a conventional major subdivision Applicant: Kim Henry, agent for Builders' Marketing Group, Inc. + Forty -one (41) single - family residential lots proposed on a 108+ acre tract (TM 7.118..26) • 94.8 acres in Orange County; 13.2 acres in Chatham County • Average Lot Size = 1.673 acres (Gross Average Lot Size) = 2.634 acres Location • Southwest Chapel Hill Township • South side of Jones Ferry Road approximately 900 feet east of Ferguson Road • Majority of lots 11 and 12, and portions of lots 13, 21, 22, and 23 in northern Chatham County Existing Site Conditions Zoning • Western two- thirds of site is in the Agricultural Residential (AR) zoning district and the Haw River Protected Watershed • 30 lots are proposed in the AR/Haw PW • Average Lot Size = 1.395 acres • Eastern third of the site is in the Rural Buffer (RB) zoning district and the University Lake Protected . Watershed • 7 lots are proposed in the RB /University PW • Average Lot Size = 2.135 acres • 4 lots are proposed in both the AR/Haw PW & RB /University PW • Average Lot Size = 2.288 acres • Impervious surface limits are listed for each lot based on watershed regulations • Adjacent Land Uses are predominately vacant; there is one single - family residence by the northeastern corner of the site Physical Description • Rolling land with two large rock outcrops on the high points of the site • Timbered in last few years but still significant hardwoods and evergreens • A pond fed stream flows under proposed Nine Gates main road entrance and drains to Meadow Branch • Pritchards Mill Creek stops just short of the north eastern site boundary line • The beginning of intermittent stream that drains into Wilkinson Creek is located at southern portion of the tract Proposed. Site Conditions Roads: • Access to subdivision from Jones Ferry Road (SR 1942) • Four public roads to be constructed to NCDOT standards • Nine Gates Road meets NCDOT collector road standards —as requested by staff. • The proposed 50 -foot right -of -way shown on Sheet 2 between lots 32 and 33 and noted as "reserved for possible future dedication" must be formally dedicated to the Homeowners Association as a private access easement (or right-of-way) as part of the Final Plat approval process. • If the large tract of property, currently owned by Elinor Irvin (TM 7.118..25), and located east of The Woodlands subdivision is conveyed to a land conservancy organization, the County will not require the area in the reserved 50 -foot right -of -way to be used for future connectivity. Open Space: • 16.199 Acres; 15 % of 108 -acre tract Water - Sewer: + All 41 lots will have individual wells and septic systems + Orange County Environmental Health Department has located suitable septic sites for all lots Agency Comments Requests for agency review were sent to: Chatham County Planning Director, NCDOT, Erosion Control, County Engineer, Recreation and Parks, Orange County Schools, Soil and Water Conservation, County Attorney, and the Fire Marshall. • Chatham County Planning Director comments: Orange County approval sufficient for entire tract including Chatham County portions. A mylar copy of the approved plat must be filed with the Chatham County Register of Deeds and a paper copy submitted to Planning Department for their records. • NCDOT comments (attached) + Emergency Management comments from concept plan resubmitted for preliminary plat (attached) DevelopmentProcess Schedule, and Actlon: • First Action: The Planning Board approved the conventional concept plan for Nine Gates (now The Woodlands) on January 5, 2000 with the following conditions: 1. All roads shall be public and proposed to be built to NCDOT standards with additional five (5) foot utility easements on each side. Sight distance triangles (10'x 70') to be shown for each street. The right -of- way at intersections shall be improved to NCDOT standards. 2. The right -of -way of Nine Gates Road shall extend to the eastern, external property line of the subdivision in the proximity of lots 37 and 38. A conveyance of a 50 -foot right of way, with 20' construction easements on each side, from the proposed location of Nine Gates Road to the eastern property line is acceptable in- lieu -of construction. A 30' Type A buffer shall extend along all portions of Nine Gates Road and along the street extended to the eastern property line. 3. If a sign is anticipated, reserve a sign easement on lot number 1 at entrance to subdivision. 4. _ Each .lot shall contain an adequate area for septic disposal and a repair area as approved by the Orange County Division of Environmental Health. 5. Indicate on preliminary plat areas for on -site infiltration of storm water that demonstrates compliance with Article 6.23.3a of the Orange County Zoning Ordinance. 6. Driveway access points to be a minimum of 75 feet from the intersection of street right -of ways. 7. The Common Area tract to be held in homeowner's association in perpetuity. and cannot be subdivided or recombined with adjacent lots. 8. Either dedicate all of the land adjacent to Nine Gates Road to the NCDOT or place the land in the Homeowner's Association as open space. 9. Submit verification that the requirements of NCGS Chapter 70 Article 3 Unmarked Human Burial and . Human Skeletal Remains Protection Act have been met or will be met. • Second Action: • Planning Board consideration of the Preliminary Plat, on May 4, 2000, resulted in a tie vote (4-4). • Planning Board discussion focused on the requirements for, and impact of, a Jones Ferry Road turning lane. Planning Staff has recommended the need for a left turn lane. • The Application is forwarded to the Board of County Commissioners with the Planning Board minutes, and the Planning Staff recommendations and resolution for approval. • Third Action: Board of County Commissioners consideration of Preliminary Plat 1. The Board shall consider the application within a reasonable amount of time. 2. During deliberations and consideration of the application the Board may defer consideration at any point to pursue additional analysis and review. 3. If the Preliminary Plat is approved by the County Commissioners the applicant shall have one (1) year to prepare and file a Final Plat or to request a one -year extension from the Planning Director. FINANCIAL IMPACT: Fiscal Impact Analysis (attached) RECOMMENDATION (S): Planning Staff_ Approval in accordance with the attached resolution. Planning Board Tie vote: application forwarded to County Commissioners with Planning Board minutes, only. Administration Approval in accordance with the attached resolution. (includes Resolution B. 6. Requirement for a left turn lane on Jones Ferry Road.) RESOLUTION OF THE ORANGE COUNTY BOARD OF COMMISSIONNERS Date June 6, 2000 Name of Subdivision The Woodlands Owner /Applicant Builders' Marketing Group, Inc. Kim Henry The Board of County Commissioners hereby approves the Preliminary Plan for The Woodlands Subdivision as shown on the preliminary plat dated March 1, 2000 and subject to fulfillment of requirements specified herein. All roads shall be irrevocably dedicated to the general public and be constructed to standards of the North Carolina Department of Transportation ( NCDOT). The approval of this resolution authorizes and directs the Orange County Manager to accept for the County, and on behalf of the public generally, the offer of dedication of Nine Gates Road, Woodgate Drive, Stonegate Drive, and Summergate Circle. This acceptance of dedication to the general public shall be without maintenance responsibility. These roads shall be maintained by the owner /applicant (Builders' Marketing Group, Inc.) until such time as they are accepted for maintenance by NCDOT or some other governmental body. Before the Final Plat of The Woodlands Subdivision can be recorded: A. Sewage Disposal 1. All lots shall contain adequate septic disposal and repair areas, approved by the Orange County Division of Environmental Health. Septic areas shall not extend into required landscape buffers. 2. Disclosure that the septic system location may restrict the size and location of improvements shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. B. Roads and Access 1. Nine Gates Road shall be constructed to NCDOT Collector standards with a 60- foot right -of -way. Woodgate Drive, Stonegate Drive, and Summergate Circle shall be constructed to NCDOT standards with a 50 -foot right -of -way and 5 -foot utility easements on each side. Construction shall be inspected and approved by NCDOT. WN A letter of credit or escrow agreement or other security shall be submitted to secure construction of Nine Gates Road, Woodgate Drive, Stonegate Drive, Summergate Circle, and a left turn lane . on Jones Ferry Road, to NCDOT standards. An estimate of the construction cost must be prepared by a certified /licensed engineer or grading contractor and submitted to the Orange County Planning Department. The financial guarantee must reflect 110 percent of that estimate and be issued by an accredited financial institution licensed to do business in North Carolina. The document describing development restrictions to be recorded with the Final Plat shall state that the financial guarantee will not be released until the road construction has been inspected and approved by NCDOT. 2. An erosion control plan for construction of Nine Gates Road, Woodgate Drive, Stonegate Drive, and Summergate Circle shall be submitted by the applicant to the Orange County Erosion Control Division for review and approval. 3. Prior to any construction or any alteration of any existing access within the right - of -way Jones Ferry Road, the developer /owner shall secure a driveway permit from the NCDOT District Office. A copy of the NCDOT - approved permit and letter to the Planning Department shall be, submitted at the same time as the request for Planning Department signatures on the Final Plat. Sight distance triangles shall be shown at all intersections within the subdivision, or included within the right -of -way of the proposed street. 4. Access to all lots shall be from internal subdivision roads, Woodgate Drive, Stonegate Drive, and Summergate Circle, exclusively. Driveway cuts must be a minimum of 50 feet from street intersections. 5. An approved street name sign shall be erected at the intersections of: Jones Ferry Road (SR 1942) and Nine Gates Road, Woodgate Drive and Nine Gates Road, Stonegate Drive and Woodgate Drive (in two locations), and Summergate Circle and Woodgate Drive, as required in Section IV- B- 3 -c -12 Street Name Signs of the Orange County Subdivision Regulations. The applicant shall submit either evidence that the sign is in place or a receipt for purchase of the sign prior to Planning Department signatures on the Final Plat. 6. The applicant shall construct a left turn lane on Jones Ferry Road (SR 1942) to NCDOT standards prior to recordation of Final Plat. This may be accomplished by enlarging the travel way an equal amount on either side of the existing pavement for the distance necessary for the turn lane. 7. The proposed 50 -foot right -of -way between lots 32 and 33 and noted as "reserved for possible future dedication" shall be formally dedicated to the Homeowners Association as a condition of Final Plat approval for the construction of a future road. The proposal shall include 10 -foot construction easements on each side of the dedicated right -of -way. If the large tract of property currently owned by Elinor Irvin (TM 7.118..25), and located east of The Woodlands subdivision, is conveyed (donated or sold) to the Triangle Land Conservancy or a similar land conservancy organization the County shall not require the area in the reserved 50 -foot right -of -way to be used for future - connectivity if the conservancy so notes in writing to the County that access at that point is not necessary. The Homeowners Association may use the area in the dedicated right -of -way as a pedestrian or vehicle access easement, or it may split the area in the easement and convey it in an equal portions to lots 32 and 33. C. Land Use Buffers and Landscaping Landscaping shall be installed or preserved as indicated on an approved landscape plan and must be inspected and approved by the Planning Department prior to Final Plat approval and again prior to the transfer of control of the Homeowners Association from the developer to the home owners as provided by the recorded Declaration of Covenants, Conditions and Restrictions for The Woodlands Subdivision. Landscaping shall include a 30 -foot buffer along all internal, major local roads such as Woodgate Drive. M A letter of credit or escrow agreement or other security shall be submitted to secure the required landscape installation and preservation. An estimate of the cost for required preservation, new plantings, and their installation must be provided. The financial guarantee shall reflect 110 percent of the estimate and must be issued by an accredited financial institution licensed to do business in North Carolina 2. Provisions for protection of existing trees as shown on the approved landscape plan shall be included in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. D. Drainage 1. Impervious surface data for all lots, pursuant to Article 6.23 Extra Reguirements for Watershed Protection Overlay Districts of the Orange County Zoning Ordinance, shall be included in the development restrictions and requirements document to be prepared by Planning Staff and recorded concurrently with the Final Plat. The impervious surface limitations for each lot shall indicate whether the impervious surface includes or excludes one -half (1/2) of the roadway width in the calculations. 2. Drainage easements shall be located as required following review and approval of the Erosion Control Plan. 3. Drainage culverts shall be sized and located as required by NCDOT and the Orange County Erosion Control Officer. E. Parkland 1. The proposed forty- one -lot subdivision is located within the Bingham Township District Park. As per the decision of the Department of Recreation and Parks, cash in the amount of $18,200 ($455 /lot) shall be paid to Orange County as payment in -lieu of parkland dedication. F. Miscellaneous 1. The Final Plat shall contain a title black and vicinity map in accordance with Section V -D -2 Title Block and V -D -3 Vicinity Map of the Orange County Subdivision Regulations. 2. Minimum building setbacks, easements, public (along Nine Gates Road) and private open space areas shall be stated on the plat and in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 3. Drainage easements shall be provided as required by section D. item 2. outlined above. 4. The Homeowners Association Documents shall reference NC General Statutes Chapter 70 Article 3 regarding the protection of unmarked graves in cemeteries. The Homeowners Documents shall also outline provisions for access to the cemetery and minimum upkeep (i.e. mowing the lawn) within the designated area of the cemetery. Archaeological services may be. needed to formally delineate the cemetery boundaries. G. Certifications 1. A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in Section V -D- 6-b of the Orange County Subdivision Regulations signed by the landowners and developer shall be on the face of the plat and included in a document describing development restrictions to be recorded concurrently with the Final Plat. 3. The North Carolina Department of Transportation shall certify that all roads have been constructed to State standards or that construction plans have been approved. 4. A Certificate of Approval signed by the Orange County Planning and Inspections Department. Kim Henry Beverly A. Blythe Builders' Marketing Group, Inc. Clerk to the Board of County Commissioners I, Kim Henry, for and on behalf of Builders' Marketing Group, Inc., accept the above listed conditions of subdivision approval and acknowledge that each must be met prior to recordation of the Final Plat. Kim Henry Date APPLIC. ION FOR PRELIMINARY PLAN, pROVAL _ MAJOR SUBDIVISION ORANGE COUNTY 8 DATE PLEASE TYPE OR PRNT qNK ONLY SUBDIVISION NAME: LOCATION: jo t r -� OWNER/DEVELOPER ADDRESS: TELEPHONE NO.: • �.$1� �i3Z_ �`©�z AGENT/CONTACT: _C a t, TELEPHONE NO.: A.' SUMMARY INFORMATION: Orange County Tax Map Block 1!S Lot(s) ?. je Township Zoning District(s): Total Number. of Acres: Total Number of Lots: qJ_ Average of Size: AJ -J Minimum Lot Size: Number/Type of Structures: (existing) (proposed) Linear Feet in Streets: Acres in Open Space: Water Supply: PuRC(specify)_7 Community Individual Wastewater Disposal: • Public (specify). Community Individual School District: ' ire District: General Land Uses in a: Critical Areas: stream/ ageways flood prone areas { I%W � -4 C 1p1 :01'.,,S� watershed (specify) historic sites other (explain) Is the property to be subdivided currently under "farm use value taxation"? Yes No ,n,4_. If "yes," please contact the Orange County Tax Office. Subdivision of the property may require payment of deferred taxes under "farm use value taxation." B. All plats must -be submitted on sheet no smaller thaw one inch equals two- hundred feet (1" =200') and no larger than one inch equals twenty feet (1 "=20') and must contain the following information: Z subdivision name � name & address of owner(s) name & address of subdivider _ (if other than owner) -./—no name of surveyor, engineer, landscape architect or architect, address, registration # & seal Preliminary Plan (title) scale, north arrow date of plan preparation and revisions township, tax map - block -lot references Parent Parcel Identification # deed book and page # of property to be subdivided boundary described with bearings and distances total acreage of the tract and acreage of lots, including and excluding_area within rights -of -way ✓ control corner oning of tract and'adjacent properties building setback lines by notation or typical lot layout location-and width of existing and proposed easements (drainage, utilities, roads, etc.) existing, proposed and adjoining rights- of-way. including dimensions and street names and State Road numbers. Linear feet of road centerlines and approximate acreage of new street rights -of -way bW existing and proposed utilities, including type, sizes, hydrants, valves, manholes existing and proposed curbs, gutters and culverts, including sizes and grades location and width of alleys, sidewalks, bike lanes, transit systems, and bus stops _✓ typical street cross - sections and intersection details including design and width of travPlwnv and 6milders C. ✓ proposed lot lines with dimensions ,G lot & block numbers y� phasing line(s) topography at ten (10) foot intervals water bodies, streams, floodways and floodplains stream buffers location and size of parcels dedicated for public use, recreational use or reserved in common, with purpose noted ,L impervious surface data (if located in water supply watershed) vicinity map showing general location of subdivision with streets and roads identified by State Road number and name landscaping and buffer requirements township, corporate and extraterritorial planning jurisdiction lines which cross the property OTHER SUBMITTAL REQUREMENTS 1. Twenty -five (25) copies of the Preliminary Plat. horizontal alignment, centerline radius, and general curve data on all proposed streets permanent features such as buildings, jtl cemeteries, historic landmarks adjoining lot layout names of adjoining property owners. If subdivided, subdivision plat name, plat book & page number, and perimeter lot numbers. wg location and size of lots of restricted development-potential and notation on plat regarding same stormwater detention and/or retention sites and undisturbed areas for infiltration purposes (if located in water supply . watershed) identified natural areas and'wildlife corridors 2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked).' , 3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health Department approval/denial for each lot shown thereon. 4. Where a private road is proposed, a written statement by the applicant or his/her authorized representative which sets forth the jusitification for a private road (see Section IV- B -3 -d -1 of the Orange County Subdivision Regulations). S. Auxiliary documents, in draft form, prepared in accordance with Section VI of this Ordinance which assure completion .and/or maintenance of improvements required by this Ordinance. Such documents may include, but not be limited to, a private road maintenance agreement and articles of incorporation and restrictive covenants pertaining to a homeowners association. These documents may be required as necessary as evidence that the ordinance requirements are being met. 6. Fee - $470 plus $5.00 per lot (one fee for Preliminary and Final Plat). y7C ` I k-S 7. If the subdivision contains 10 lots or more, the following information shall be submitted with the application: a. Number of years to buildout. b. Number of houses to be built during each year until buildout. c. Average price of houses including lots for each year to buildout. I, the applicant, hereby certify that the foregoing application is complete and accurate. APPLICANT'S'S GNATURE OWNER' SI NATURE - DATE - •-- .,,_,�. FEES: Amount—&2.5 °� ° Date Paid (tOno, Receipt # E 19 March 8, 2000 Craig Benedict, Director - Orange County Department of Planning 306 F Revere Road Hillsborough NC 27278 Re: The Woodlands (formerly Nine Gates) Preliminary Application Parcel No. 7.118.26 'Dear Mr. Benedict, Accompanying this letter is my package submittal for Preliminary Approval under the Conventional Subdivision Concept Plan approved by the Planning Board. The package consists of the following: Copies Descriptidn 1 Signed Application & required fee 27 Preliminary Plats 1 Tax map copy 5 Construction Sets + 1 Drainage & Erosion Control Calculations 5 Covenants & Restrictions draft My intent in developing this subdivision is to create a neighborhood of non - traditional homes in the Frank Lloyd Wright "Prairie" style of architecture. This is a style that will be in harmony with the natural setting of The Woodlands. Jim Henry Builders will be building the homes on a custom basis with the realistic expectation of completing no more than ten homes per 12 month period. This would encompass a total build -out time for the 41 lots to be completed early in the year 2005. I would project the average price of homes in the first year of construction to be in the $400,000 range, and increasing for the remaining years of build -out at Chapel Hill's normal rate of appreciation.. All of the Conditions of Approval, granted by the Planning Board have been met with the following explanation of conditions #9 - Meet requirements ofNCGS Chap. 70 Unmarked Human Burial...Act, and condition # 10 - Necessity of turn lanes on Jones Ferry Road. Regarding #9, after having the boundary line flagged through the cemetery area, it is clear that the location of the site barely crosses my property line; the bulk of the area is on the Merritt property. Two "stones" or grave markers are directly on the boundary line and one is approximately 7 feet on my side of the property line. Nothing will be done in the construction of the subdivision to disturb any of the gravesites; I intend to construct a low stone wall that will delineate and protect the site that is on The Woodlands property. Regarding #10, Scott Radway, the design engineer for the project, consulted -with his firm's traffic engineer, and it was determined that there is 1,000 - 1,200 feet of left vision down Jones Ferry Builders' from the Nine Gates entry with a full 15 seconds of reaction time, way below DOT minimums and that the Nine Gate road location is, "the best driveway entrance that can be established within 2 riles ". The two reviewed the plan with Mike Venable, acting NCDOT Division head, who expressed no interest in a left turn lane. In fact, traffic in that area is so light, NCDOT hasn't even counted it lately. A sidenote - the landowner who voiced interest in a turn lane has a driveway entrance several hundred yards down the hill and it is true that their southerly view is limited - I would suggest a turn lane be constructed at the entrance of Mel Oaks to remedy that problem. If you have questions about any aspect of the information submitted, please call. Very truly yours, Kim Henry, president Builders' Marketing Group, Inc. 11 12 (1 .� tiJ 2286 YI IN f 1 gECMAP N V k oela Goa � B, ' ro � oat' i C� 769 C A 2A Py,P 1 1 20.16 AC A.I I IS 51 Ac• 1130 �) 15 ?57 AC 22 AC / \J' oaeo t a v ` x5 AL AR 5A ` H AWas sz 1 12 2.91 AC. r �1 905 x r-& l I eoea foe ac I sv __ Z9 1113 AC ORANGE COUNTY T M COUNTY -� eDw o rrAX PURPOSES ONLY PLAT REFERS CESFOR�EeTr r,EA'n+aNICK DICOW a ISO ALBERT M. MATTOCKS �� .� S.ld..LLGTY8kWl11l.`_45�141.. �±• — wJ.L19 L'�DY _GWNON _ I35 -79 BE USED FOR CONVEYANCE A ATER _ -_- _g 7 LYNWOOD ACRES y - 3u. 62 I.,.!t�aaan CAROLINA FOREST,FF' 1 •• _- 23 -IIB -.._�- ..r__.!.�I �nxm --- DS1WlMpARS. __U.ao.�z„ :3{-8Q_ _Ji .r... rr. ww n_ r • w r w CONVENTIONAL PLAN NINE GATES SUSDIVISION 13 • iarx erte AwMr dap AR:IQi . ne . LL.•t L>.rLr. as a•.., TAX MUCIL. MP 4 &= . m µrasa q7op4-4.m . cow J,= wa091m 03 lw . PLAT V= Ism ma q .'mrx M✓f23M OF UWl A a L.•.•s�w.d..r aw�a Arnr. aAs . M - We 1 • Fo LOM - ALL seam RA AO MEW45 Ldr a - 2-lb AM . A/L Ldh - ALL. a 46600 r • 7vrAL OM cm rAm Fix Acas i m - =� w W wry • AMMWFAIM s k W.WOW= CMr, ma m mwaveee ogre atusL. �x� mw • �A1 am .Jr. co'LEY AND A°°°AATM W- .... Elm ® md kmcke; Ina. a aZ i;pPa saZliP Intl liIIt 14 II gel �r x z aZ i;pPa saZliP Intl liIIt 14 II gel ORANGE COUNTY PLANNING DEPARTMENT 306F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 27278 a ��J^. REQUEST FOR AGENCY REVIEW: DATE: March 22, 2000 FROM: ORANGE COUNTY PLANNING DEPARTMENT TO: Mr. Mike Venable, NCDOT SUBJECT: Preliminary plat and construction plans review Project Name: The Woodlands (formerly Nine Gates) Applicant: Scott Radway of Kimley -Horn & Associates, agent for Builders' Marketing Group Type: Preliminary # Lots/Units Proposed: 41 Township: Chapel Hill Tag Map 7 Block: I IB Lot: 26 1 }tAMDi)i1 H. C. DEPT. OF TRAiKSPORTA DIVISIOiy OF HIGHYVAYS DISTRICT 1-GRAHAM, Location: The site is located along the southern most portion of Orange County in close proxinnity the boundary, line between Chapel Hill and Bingham townships. Access will extend from Nine Gates Road, a,60 -foot public right of way and branch off into two smaller public roads terminating with cul -de -sacs. All roads will be built to NCDOT standards. Project, Summary: This application is scheduled for the May 4, 2000 Planning Board meeting. Planning Department Comments: This is a 40.34 -acre tract. Lot size varies from one acre to Lust under three- and -a -half acres. This ro'ect is not on the Cou= sewer gystem. The Development Review Meeting at 10:00 AM in the Planning and Agricultural Building LConference Room # 11 Please submit any comments to the Planning Department by: April 14, 2000 If you have any questions, please contact: Tina Moon at 245 -2583 or Robert P. Davis at 245- 2580. To: File Fran: Ill S. Ve mble Datre: 41YVCO 16 MEMORANDUM TO: The Woodlands File FROM: Tina Moon, Planner II DATE: April 12, 2000 SUBJECT: Preliminary Plat comments from NCDOT Staff received the following comments from Mike Venable of NCDOT regarding the submitted preliminary plat and construction drawings for The Woodlands (formerly Nine'Gates). Mr. Venable said that he would send a signed copy of the approved plans to the Planning Department once the requested changes were addressed. He added that most of the changes involve vertical dimensions of the roadways and should not affect the layout of the project for planning purposes. PRELIMINARY PLAT 1. The developer must add the following note: "All lots in the subdivision must be built and occupied prior to NCDOT's acceptance of public roads." 2. The open space areas around the curves of Nine Gates Road and Woodgate Drive must be dedicated as public. 3. The proposed dedicated public rights -of -way must either be fifty (50) feet with 10 -feet construction easements on both sides or sixty (60) feet. CONSTRUCTION DRAWINGS 4. The plan and profile sections on sheet 3 of the construction drawings show the proposed road elevations at Station 0 +00 to 1 +00 at – 5.0000 %. This is too steep for the intersection with Jones Ferry Road. The slope at this area should flatter and the percentage reduced to – 2.0000. Generally, the maximum slope for roads of this type should be no greater than 6.0000, but in this case to balance the flattened intersection area, the slope between stations 1 +00 and 2 +00 can be increased as necessary to accommodate the – 2.0000. 5. The existing 24 -inch RCP by Station 110 +00, on sheet 3, must be removed. A single 54 -inch RCP pipe will be required at the necessary,diameter and length to handle the flow. 6. The proposed travel width of 18 feet shown on sheet 4 must be increased to 20 feet or the current design should be modified i.e. made shorter to accommodate the narrower dimension. 7. The K -value for this type of road must be at least 45. The vertical curve on sections of proposed roadways must be reconfigured on sheets 5,6,7, and 10. 8. The stub —the dedicated right -of way -between lots 32 and 33 must be include 10.feet of construction easements on either side.or be increased to 60 feet. This item shown on sheet 5 is also relevant on the plat (see comment 3). 9. The proposed vertical slope between Station 14 +00 and 15 +00 must either be increased to 1 % or the side ditch must be adjusted to provide proper drainage. 10. No drainage easement is shown on lot 30 around the flared end section on sheet 7. 11. The proposed roadway slope between Stations 4 +00 and 5 +00 on sheet 8, and between Stations 12+00 and 13 +00'on sheet 9 must be increased to 1 %. Orange County Emergency P.O. Box 8181 Hillsborough North Carolina 27278 9 -1 -1 Communications 24 Hour Warning Point a�• °" „ �' 919 - 732 -8161 •933 -2600 a • 24 -Hour Fax Machine p 919 - 967 - 9026 *•Itb Cato��~• TO: ROBERT DAVIS, PLANNER. II Management Emergency Medical Services Fire Marshal Disaster Response Hazardous Materials 919 -644 -3030. 968 -2050 Administrative Fax Machine 919 - 968 -4066 FROM: MIKE TAPP, DEPUTY DIRECTOR/FIRE MARSHAL, id DATE: DECEMBER 15, 1999 RE: NINE GATES SUBDIVISION We have reviewed the plan for Nine Gates Subdivision and offer the following comments: 1. We see the need for a secondary means of ingress/egress into the subdivision. During times of emergencies and disasters, adequate means of ingress is vital for public safety response. A large fire at the entrance could result in a blockage of the road to the southern areas of the subdivision, resulting in no means of access to other areas of the subdivision. If some secondary means of access could be provided, response capabilities would be enhanced. Please contact us if you need additional information. Thank you for your time and consideration with this matter. 18 a. y* atr Orang Tount �� r nterr ,,,otiv "e�, ° Timothy J. Iva, Chair Rosemary L. Summers, MPH, DrPH Brenda Crowder-Gaines, vice Chai o ° Orange County Board of Health Health Director Orange County Board of Health 0 ease \ \u� ' N.rN.'r.+14�. Neia IMaY. Environmental Health Division Ron Holdway, Division Director 306.0 Revere Road, P.O. Box 8181 Phone: (919) 7328181, x2360 FAYi (919) 644 -30( Hillsborough, NC 27278 Betty Borland Barbara Patterson Chapel Hill Durham Mebane www.co-omnee.ne.us/omnee/envhttb ' Administrative Assistant Office Assistant (919) 9684501 (919),68 &7331 (919) 227 -2i March 6, 2000 SOIL / SITE Evaluation Summary for THE WOODLANDS Chapel Hill Township Map 118 Lot 26 . Map Date March 1, 2000 LOT # DESIGN FLOW 1 480 GPD 2 480 GPD 3 480 GPD 4 360 GPD 5 480 GPD 6 480 GPD 7 480 GPD 8 480 GPD 9 480 GPD 10 480 GPD 11 480 GPD 12 480 GPD 13 480 GPD 14 480 GPD 15 480 GPD 16 480 GPD 17 480 GPD 18 480 GPD 19 480 GPD TYPE SYSTEM SHALLOW TRENCH CONVENTIONAL w/ pump SHALLOW TRENCH CONVENTIONAL w/pump SHALLOW TRENCH CONVENTIONAL w /pump SHALLOW TRENCH CONVENTIONAL w /pump CONVENTIONAL SHALLOW TRENCH CONVENTIONAL CONVENTIONAL SHALLOW TRENCH CONVENTIONAL SHALLOW TRENCH CONVENTIONAL CONVENTIONAL SHALLOW TRENCH CONVENTIONAL SHALLOW TRENCH CONVENTIONAL CONVENTIONAL CONVENTIONAL W/PUMP CONVENTIONAL W/PUMP SHALLOW TRENCH CONVENTIONAL CONVENTIONAL CONVENTIONAL CONVENTIONAL w/ pump 19 20 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 21 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 22 -480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 23 480 GPD CONVENTIONAL 24 480 GPD SHALLOW TRENCH CONVENTIONAL 25 480 GPD SHALLOW TRENCH CONVENTIONAL 26 480 GPD ULTRA SHALLOW TRENCH CONVENTIONAL w /pump 27 480 GPD CONVENTIONAL 28 480 GPD CONVENTIONAL w/ pump 29 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 30 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 31 .480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 32 480 GPD CONVENTIONAL w/ pump 33 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 34 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 35 480 GPD SHALLOW TRENCH CONVENTIONAL 36 480 GPD SHALLOW TRENCH CONVENTIONAL 37 480 GPD SHALLOW TRENCH CONVENTIONAL 38 480 GPD SHALLOW TRENCH. CONVENTIONAL 39 480 GPD SHALLOW TRENCH CONVENTIONAL 40 480 GPD CONVENTIONAL 41 480 GPD CONVENTIONAL The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design flow for a bedroi 120 gallons/day (gpd). (e.g. 480 GPD = 4 bedrooms) The property owner or developer as required by 15A NCAC 18A. 1900 -.1969 (The Laws and Rules for Sewage Treatment and Disp, Systems) provides proposed house locations. The pump requirement is a function of house location and proximity to the provisional] suitable soil area. The design flow, type system, and pump requirement are subject to change based upon the application and site plan or plat submitted the Construction Authorization for a Wastewater System. 20 The blocked areas on the accompanying plat are the limits of the provisionally suitable soils as evaluated by the Orange County Health Department It should be noted that all lots having a conventional drain field with pump are reviewed at a minimum of every five years by the health, department as required by 1SA NCAC 18A .1961 (Maintenance of Sewage Systems). Conventional Systems are placed in areas with 36 inches or more of provisionally suitable characteristics. Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable characteristics. Ultra Shallow Trench Conventional Systems are placed in areas with 24 inches, or more of provisionally suitable characteristics and a 6- inch soil cap is placed over the trenches. RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METHOD Bureau of Economic & Business Research - University of Florida Modified 4/15/97 - Orange County, NC Planning Department SECTION 1 - PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: PROJECT: The Woodlands TOWNSHIP: Chapel Hill CONSTRUCTION PERIOD: Beginning Year: 2001 Ending Year: 2005 Inflation Rate: 2.50% CHARACTERISTICS OF HOUSEHOLDS: Persons /House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.56 Children /House: ENTER 1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.63 % Non - Elderly: 100.00% HOME SALES DATA: Average Distribution Number of Sales Price of Units Year Homes ($) by Year 2001 7 400,000 17.07% 2002 8 420,000 19.51% 2003 10 450,000 24.39% 2004 9 475,000 21.95% 2005 7 490,000 17.07% 2006 0 0 0.00% 2007 0 0 0.00% 2008 0 0 0.00% 2009 0 0 0.00% 2010 _. 0 0 0.00% SCHOOL DISTRICT DATA: ENTER "1" IN ( ) BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE. School District: School Attendance: Orange County ( 0) Elementary School 57% Middle School 22% Chapel Hill - Carrboro ( 1) High School 21% g:TMoon /Fiscal Analysis/The Woodlands.xls 22 SECTION 2 - LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA BUDGET YEAR: 1996 -97 COUNTY POPULATION: 105898 SCHOOL DISTRICT STUDENT POPULATION: 8127 COUNTY EMPLOYMENT: POSITIONS PER CAPITA General Government 108.60 0.0010 Public Safety 142.95 0.0013 Public Works 50.00 0.0005 Human Services 264.07 0.0025 Education (School District) 1155.00 0.0109 SCHOOL DISTRICT EMPLOYMENT: POSITIONS PER STUDENT Total 1155.00 0.1421 COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA Taxes - Other Than Properly 4653250 43.94 Intergovernmental 9007481 85.06 Service Charges 3388055 31.99 Miscellaneous 1738939 16.42 COUNTY PER CAPITA EXPENDITURES ($): EXPENDITURE PER CAPITA General Government 6804231 64.25 Public Safety 7274334 68.69 Public Works 2871690 27.12 Human Services 17112641 161.60 Education (Recurring Capital) 874500 8.26 Non - Departmental 3163481 29.87 COUNTY PER EMPLOYEE EXPENDITURE ($): EXPENDITURE PER EMPLOYEE General Government 6804231 62654.06 Public Safety 7274334 50887.26 Public Works 2871690 57433.80 Human Services 17112641 64803.43 Education (Recurring Capital) 874500 757.14 SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE PER STUDENT County Government 14482314 1782.00 School District 4895081 602.32 State 26787400 3296.10 SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES ($): EXPENDITURE PER EMPLOYEE County Government 14482314 12538.80 School District 4895081 4238.17 State 26787400 23192.55 TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION: County Tax Rate ($) 0.9190 Per $100 Assessed Valuation School District Tax Rate ($) 0.1900 Per $100 Assessed Valuation Assessment Ratio 100.00 Elderly Exemption 0 $11,000 Where Applicable n•TMnnn /Fianal Analvcic/Thp Wmilinnein As SECTION .3 - DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA YEAR HOUSING UNITS POPULATION SCHOOL CHILDREN Elementary Middle High School TOTAL COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Government Public Safety Public Works Human Services TOTAL SCHOOL DISTRICT ADDITIONAL EMPLOYEES YEAR HOUSING UNITS POPULATION SCHOOL CHILDREN Elementary Middle High School TOTAL COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Government Public Safety Public Works Human Services TOTAL SCHOOL DISTRICT ADDITIONAL EMPLOYEES g:TMoon /Fiscal Analysis/The Woodlands.xls 2001 2002 2003 2004 2005 7 15 25 34 41 18 38 64 87 105 3 5 9 12 15 1 2 3 5 6 1 2 3 4 5 4 9 16 21 26 0.02 0.04 0.07 0.09 0.11 0.02 0.05 0.09 0.12 0.14 0.01 0.02 0.03 0.04 0.05 0.04 0.10 0.16 0.22 0.26 0.10 0.21 0.34 0.46 0.56 0.20 0.42 0.70 0.95 1.14 2006 2007 2008 2009 2010 41 41 41 41 41 105 105 105 105 105 15 15 15 15 15 6 6 6 6 6 5 5 5 5 5 26 26 26 26 26 0.11 0.11 0.11 0.11 0.11 0.14 0.14 0.14 .0.14 0.14 0.05 0.05 0.05 0.05 0.05 0.26 0.26 0.26 0.26 0.26 0.56 0.56 0.56 0.56 0.56 1.14 1.14 1.14 1.14 1.14 24 SECTION 4 - PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT YEAR 2001 2002 2003 2004 2005 TAX BASE ($1000) 2800 6230 10886 15433 19249 REVENUES ($) Property Tax 25732 57254 100040 141828 176896 Other Taxes 787 1730 2955 4119 5091 Intergovernmental 1524 3348 5719 7973 9855 Service-Charges 573 1259 2151 2999 3707 Miscellaneous 294 646 1104 1539 1902 TOTAL ($) 28911 64237 111969 158458 197450 EXPENDITURES ($) General Government 1151 2529 4320 6023 7444 Public Safety 1231 2704 4619 6439 7958 Public Works 486 1067 1823 2542 3142 Human Services 2896 6360 10866 15147 18722 Education 8007 17586 30043 41879 51764 Non - Departmental 535 1176 2009 2800 3461 TOTAL ($) 14306 31422 53680 74829 92491 NET FISCAL IMPACT ($) 14605 32815 58290 83628 104959 YEAR 2006 2007 2008 2009 2010 TAX BASE ($1000) 19730 20223 20729, 21247 21778 REVENUES ($) Property Tax 181318 185851 190497 195260 200141 Other Taxes 5218 5349 5482 5619 5760 Intergovernmental 10101 10353 10612 10878 11148 Service Charges 3799 3894 3992 4091 4194 Miscellaneous 1950 1999 2049 2100 2152 TOTAL ($) 202386 207446 212632 217948 223397 EXPENDITURES ($) General Government 7630 7821 8016 8217 8422 Public Safety 8157 8361 8570 8785 9004 Public Works 3220 3301 3383 3468 3555 Human Services 19190 19670 20161 20665 21182 Education 53058 54385 55744 57138 58566 Non - Departmental 3547 3636 3727 3820 3916 TOTAL ($) 94803 97174 99603 102093 104645 NET FISCAL IMPACT ($) 107583 110272 113029 115855 118751 n•TKAnnn /Ficral AnnlvQigrrhP- Wnnrlianric xic YEAR 2006 2007 2008 2009 2010 SECTION 5 - PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT 20382 20891 YEAR 2001 2002 2003 2004 2005 REVENUES ($) 58566 School District 37487 38424 39385 County 8007 17586 30043 41879 51764 - School District 5320 11837 20683 29322 36573 State 14536 31927 54542 76031 93977 TOTAL ($) 27862 61350 105267 147233 182313 EXPENDITURES ($) 58566 School District 17602 18043 18494 County 8007 17586 30043 41879 51764 School District 2656 5834 9967 13894 17173 State 14536 31927 54542 76031 93977 TOTAL ($) 25199 55347 94551 131804 162914 NET FISCAL IMPACT ($) 2664 6003 10716 15429 19399 YEAR 2006 2007 2008 2009 2010 REVENUES ($) 19884 20382 20891 21413 21949 County 53058 54385 55744 57138 58566 School District 37487 38424 39385 .40369 41378 State 96326 98734 101203 103733 106326 TOTAL ($) 186871 191543 196332 201240 206271 EXPENDITURES ($) County 53058 54385 55744 57138 58566 School District 17602 18043 18494 18956 19430 State 96326 98734 101203 103733 106326 TOTAL ($) 166987 171162 175441 179827 184322 NET FISCAL IMPACT ($) 19884 20382 20891 21413 21949 9:Woon /Fiscal Analysisrrhe Woodlands.xls 26 SECTION 6 - SUMMARY OF PROJECTED DEMOGRAPHIC /FISCAL IMPACTS YEAR 2001 2002 2003 2004 2005 HOUSING UNITS 7 15 25 34 41 POPULATION 18 38 64 87 105 SCHOOL CHILDREN Elementary 3 5 9 12 15 Middle 1 2 3 6 6 High School 1 2 3 4 5 TOTAL 4 9 16 21 26 COUNTY EMPLOYEES 0.10 0.21 0.34 0.46 0.56 SCHOOL EMPLOYEES 0.20 0.42 0.70 0.95 1.14 TAX BASE ($1000) 2800 6230 10886 15433 19249 COUNTY BUDGET ($) Revenues 28911 64237 111969 158458 197450 Expenditures 14306 31422 53680 74829 92491 BALANCE 14605 32815 58290 83628 104959 SCHOOL DISTRICT BUDGET ($) Revenues 27862 61350 105267 147233 182313 Expenditures 25199 55347 94551 131804 162914 BALANCE 2664 6003 10716 15429 19399 COMBINED BUDGETS ($) Revenues 56774 125586 217237 305691 379764 Expenditures 39505 86769 148231 206634 255405 BALANCE 17269 38817 69006. 99057 124358 YEAR 2006 2007 2008 2009 2010 HOUSING UNITS 41 41 41 41 41 POPULATION 105 105 105 105 105 SCHOOL CHILDREN Elementary 15 15 15 15 15 Middle 6 6 6 6 6 High School 5 5 5 5 5 TOTAL 26 26 26 26 26 COUNTY EMPLOYEES 0.56 0.56 0.56 0.56 0.56 SCHOOL EMPLOYEES 1.14 1.14 1.14 1.14 1.14 TAX BASE ($1000) 19730 20223 20729 21247 21778 COUNTY BUDGET ($) Revenues 202386 207446 212632 217948 223397 Expenditures 94803 97174 99603 102093 104645 BALANCE 107583 110272 113029 115855 118751 SCHOOL DISTRICT BUDGET ($) Revenues 186871 191543 196332 201240 206271 Expenditures 166987 171162 175441 179827 184322 BALANCE 19884 20382 20891 21413 21949 COMBINED BUDGETS ($) Revenues 389258 398989 408964 419188 429668 Expenditures 261790 268335 275043 281920 288968 BALANCE 127467 130654 133920 137268 140700 a :WooNFiscal Analvsis/The Woodlands.xls SCHOOL CAPACITIES - ALL SCHOOLS Elementary Middle High School TOTAL ICURRENT ENROLLMENT - ALL SCHOOLS 3688 Elementary 3922 2104 Middle 1897 2665 High School 2110 8457 1 TOTAL 7929 YEAR 2001 2002 2003 2004 2005 PROJECTED ENROLLMENT Elementary Middle High School TOTAL 3925 3927 3931 3934 1898 2, SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS 2111 2112 SCHOOL DISTRICT DATA: 2114 7933 7938 7945 7950 School District: School Attendance: Orange County NO ) Elementary School 57% Middle School 22% Chapel Hill - Carrboro YES ) High School 21% YEAR 2001 2002 2003 2004 2005 SCHOOL CHILDREN Elementary 3 5 9 12 15 Middle 1 2 3 5 6 High School 1 2 3 4 5 TOTAL 4 9 16 21 26 YEAR 2006 2007 2008 2009 2010 SCHOOL CHILDREN Elementary 15 15 15 15 15 Middle 6 6 6 6 6 High School 5 5 5 5 5 TOTAL 26 26 26 26 26 SCHOOL CAPACITIES - ALL SCHOOLS Elementary Middle High School TOTAL ICURRENT ENROLLMENT - ALL SCHOOLS 3688 Elementary 3922 2104 Middle 1897 2665 High School 2110 8457 1 TOTAL 7929 YEAR 2001 2002 2003 2004 2005 PROJECTED ENROLLMENT Elementary Middle High School TOTAL 3925 3927 3931 3934 1898 1899 1900 1902 2111 2112 2113 2114 7933 7938 7945 7950 3937 1903 2115 7955 YEAR 2006 2007 2008 2009 2010 PROJECTED ENROLLMENT Elementary Middle High School TOTAL g:TMoon /Fiscal Analysis/The Woodlands.xls 3937 3937 3937 3937 1903 1903 1903 1903 2115 2115 2115 2115 7955 7955 7955 7955 3937 1903 2115 7955 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 W FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment. RECOMMENDATION: Planning Staff Approval, in accordance with the attached Resolution of Approval. Barrows made reference to the Fire Marshall's comment on page 79 about the consideration of a secondary means of ingress/egress for emergency response and mitigation measures. Garrett said that At the concept plan, the board discussed this because the staff was requesting a stub out, and the board approved the concept plan without the stub out. Dan Jewel, the developer for Buckhorn Ridge, thanked the staff for their time and said that they are in agreement with all of the recommendations in the resolution. He said that it was a low density development and the smaller lots, that still exceed the minimum requirement for the zoning district, are placed where they are because that is the flat, open part of the property that had been timbered several years ago. MOTION: Selkirk moved to accept the Preliminary Plan for Buckhorn Ridge as recommended by the staff. Seconded by Gooding -Ray. VOTE: Unanimous. (3) The Woodlands (Chapel Hill Township - 41 Lots) Presentation by, Tina Moon. PURPOSE: To consider an application for Preliminary Plat approval of The Woodlands BACKGROUND: Re uest Preliminary Plat approval for a conventional major subdivision Applicant: Kim Henry, agent for Builders' Marketing Group, Inc. • Forty-one (41) single - family residential lots proposed on a 108+ acre tract (TM 7.118..26) • 94.8 acres in Orange County; 13.2 acres in Chatham County _ • Average Lot Size =1.673 acres (Gross Average Lot Size) = 2.634 acres Location • Southwest Chapel Bill Township • South side of Jones Ferry Road approximately 900 feet east of Ferguson Road • Majority of lots 11 and 12, and portions of lots 13, 21, 22, and 23 in northern Chatham County Existing Site Conditions Zoning • Western two - thirds of site is in the Agricultural Residential (AR) zoning district and the Haw River Protected Watershed • 30 lots are proposed in the AR/Haw PW • Average Lot Size = 1.395 acres 29 1 • Eastem third of the site is in the Rural Buffer (RB) zoning district and the University Lake 2 Protected Watershed 3 • 7 lots are proposed in the RB/University PW 4 • Average Lot Size = 2.135 acres 5 • 4 lots are proposed in both the AR/Haw PW & RB/University PW 6 • Average Lot Size = 2.288 acre 7 • Impervious surface limits are listed for each lot based on the watershed regulations 8 • Adjacent Land Uses are predominately vacant; there is one single - family residence by the 9 northeastern comer of the site 10 Physical Description 11 • Rolling land with two large rock outcrops on the high points of the site 12 • ,Timbered in last few years but still significant hardwoods and evergreens 13 • A pond fed stream flows under proposed Nine Gates main road entrance and drains to 14 Meadow Branch 15 • Pritchards Mill Creek stops just short of the north eastern site boundary line 16 • The beginning of intermittent stream that drains into Wilkinson Creek is located at southern 17 portion of the tract 18 19 Proposed Site Conditions 20 Roads: 21 • Access to subdivision from Jones Ferry Road (SR 1942) 22 • Four public roads to be constructed to NCDOT standards 23 • Nine Gates Road meets NCDOT collector road standards —as requested by staff. 24 • The proposed 50 -foot right -of -way shown on Sheet 2 between lots 32 and 33 and noted as 25 "reserved for possible future dedication" must be formally dedicated to the County as part of 26 the Final Plat approval process. 27 Open Space: 28 16.199 Acres; 15% of 108 -acre tract 29 Water - Sewer: 30 • All 41 lots will have individual wells and septic systems 31 • Orange County Environmental Health Department has located suitable septic sites for. all lots 32 33. Agency Agengy Comments 34 Requests for agency review were sent to: Chatham County Planning Director, NCDOT, Erosion 35 Control, County Engineer, Recreation and Parks, Orange County Schools, Soil and Water 36 Conservation, County Attorney, and the Fire Marshall. 37 • Chatham County Planning Director comments: Orange County approval sufficient for entire 38 tract including Chatham County portions. A Mylar copy of the approved plat must be filed 39 with the Chatham County Register of Deeds and a paper copy submitted to Planning 40 Department for their records. 41 • NCDOT comments (attached) 42 • Emergency Management comments from concept plan resubmitted for preliminary plat 43 (attached) 44 45 Development Process, Schedule, and Action: 46 • First Action: 30 1 The Planning Board approved the conventional concept plan for Nine Gates (now The 2 Woodlands) on January 5, 2000 with the following conditions: 3 1. All roads shall be public and proposed to be built to NCDOT standards with additional 4 five (5) foot utility easements on each side. Sight distance triangles (10' x 70') to be 5 shown for each street. The right-of-way at intersections shall be improved to NCDOT 6 standards. 7 2. The right-of-way of Nine Gates Road shall extend to the eastern, external property line of 8 . the subdivision in the proximity of lots 37and 38. A conveyance of a 50 -foot right of 9 way, with 20' construction easements on each side, from the proposed location of Nine 10 Gates Road to the eastern property line is acceptable in- lieu -of construction. A 30' Type 11 A buffer shall extend along all portions of Nine Gates Road and along the street extended 12 to the eastern property line. 13 3. If a sign is anticipated, reserve a sign easement on lot number 1 at entrance to 14 subdivision. 15 4. Each lot shall contain an adequate area for septic disposal and a repair area as approved 16 by the Orange County'Division of Environmental Health. 17 5. Indicate on preliminary plat areas for on -site infiltration of storm water that demonstrates 1s compliance with Article 6.23.3a of the Orange County Zoning Ordinance. 19 6. Driveway access points to be a minimum of 75 feet from the intersection of street right - 20 of -ways. 21 7. The Common Area tract to be held in homeowner's association in perpetuity and cannot 22 subdivided or recombined with adjacent lots. 23 8. Either dedicate all of the land adjacent to Nine. Gates Road to the NCDOT or place the 24 Land in the Homeowner's Association as open space. 25 9. Submit verification that the requirements of NCGS Chapter 70 Article 3 Unmarked 26 Human Burial and Human Skeletal Remains Protection Act have been met or will be met. 27 Second Action: 28 Planning Board approval, approval with conditions, or denial of proposed subdivision 29 1. Action within two regularly scheduled Planning Boards meetings, or extension thereof; 30 2. If the Planning Board fails to act within the specified time period, the application is 31 forwarded to the Board of County Commissioners with the Planning Board minutes and 32 the Planning Staff recommendations and conditions only. 33 34 FINANCIAL IMPACT: Fiscal Impact Analysis (attached) 35 36 RECOMMENDATION: Planning Staff 37 Approval in accordance with the attached resolution 38 39 Moon noted that some of the neighbors of the property have called and expressed concern about 40 increased traffic as a result of this subdivision. She made reference to the resolution and said 41 that NCDOT will not accept the roads until all of the lots have been built and occupied. The 42 staff is recommending a construction of a left -hand turn lane on Jones Ferry Road. The staff is 43 also recommending that the 50 -foot right -of -way between lots 32 and 33 must be formally 44 dedicated to Orange County. Moon also noted that the existing private road, Nine Gates, will be 45 upgraded to sere as the subdivision entrance road and as such will be classified as a collector. 46 The standard landscape buffers and 70 -foot right -of -way requirements will be waived, however, 47 due to the physical constraints of the site. 48 31 1 Kim Henry, agent for Builder's Marketing Group, Inc., made reference to the left -hand turn lane 2 condition. She said that the construction of this turn lane would be very significant. She agreed 3 that the turn lane would be safer, however, there would be quite a bit of impact to the area by the 4 construction of the turn lane 10 NCDOT standards for a state road with a posted 45 -mph speed 5 limit. She said that it would require almost 1000 feet on both sides of the road. She said that she 6 had no land to dedicate for this construction. She mentioned Mr. Delos O'Daniels, who would 7 be most impacted by the construction of the turn lane and is very much against it. She said that 8 the Planning Department did contact NCDOT District Engineer Mike Venable to inquire as to 9 whether the traffic count on Jones Ferry Road did necessitate a turn lane, and he said that it did 10 not. She said that all of the other conditions for this subdivision have been met and she just 11 wanted to call this particular one to the board's attention. 12 13 Chair Allison read a letter from Delos O'Daniels, stating the opposition to the construction of the 14 turn lane. This letter is stated below: 15 16 "When I was advised Tuesday night, May 2, 2000 of your total insensitive idea to 17 mutilate a stretch of Jones Ferry Road, I was shocked. Since I will be out of town and 18 unable to attend your meeting Thursday, May 4t', I wish to enter this letter into the 19 minutes of your meeting in opposition to your proposal." If you choose to go forward 20 with your proposed action of a 650 -foot left turn lane on our property, it will be settled in 21 court." 22 23 Barrows said that it was interesting that Mr. O'Daniels came at the concept stage and complained 24 about the traffic and was worried about the safety. 25 26 Goodwin asked to hear a comment from the staff on the issue of the turn lane. 27 28 Benedict said that the staff looks at the size of the project, what road it is on, and the volume of 29 traffic on the existing road. He said that there would be a reasonable amount of traffic from this 30 subdivision. There would be traffic even at night on Jones Ferry Road coming in from Chapel 31 Hill. Based on the concerns of the Planning Board and the County Conunissioners, the County 32 can be more restrictive than NCDOT standards. 33 34 Gooding -Ray asked if the staff addressed Ms. Cox's concern about access to her land during the 35 construction. Henry said that Ms. Cox would always have access. 36 37 Benedict said that at last night's meeting, NCDOT was here discussing roads that were built in 38 the past, and how some of the private roads were then requested to become public; and the width 39 of the roads have been deficient. He said that the 50 -foot area would be used in this case. 40 Selkirk asked how much the turn lane is really needed in this situation and if there would be 41 sufficient traffic in the evening to warrant the turn lane. 42 43 Benedict said that Jones Ferry Road does have more traffic on it than Richmond Hill Road, and 44 the volume has been increasing over the last few years. 45 46 Strayhom asked what NCDOT's criteria was for a turn lane. Benedict said that it varies in 47 different circumstances. 48 32 1 Mark O'Neal, with Pickett Sprouse Real Estate, said that plus or minus 500 cars based on a 2 4,000 traffic count per day would require a turn lane. Also, a subdivision with over 50 lots 3 would require a turn lane. NCDOT's traffic count in 1997 on Jones Ferry Road is 4,300 trips per 4 day. " 6 MOTION: McAdams moved to accept the Preliminary Plan for The 7 Woodlands subdivision as recommended by the staff. Seconded 8 by Barrows. 10 VOTE: Ayes, 4; Noes, 4 (Selkirk, Gooding -Ray, Strayhorn, Allison) 11 Strayhorn and Selkirk felt that a turn lane is not needed. 12 Gooding -Ray also felt that a turn lane is not needed. She added 13 that the number of lots does not warrant a turn lane, although it 14 might become necessary in the future, as there is more 15 development. Allison'had a concern about this particular case. 16 17 18 19 20 21 22 23 24 25 26 27 28 The preliminary plan for The Woodlands goes forward to the County Commissioners without a Planning Board recommendation. Gooding -Ray said that she was concerned about the last paragraph in Ms. Cox's letter where she requested that the Planning staff send her updated information. Benedict said that if the staff gets a request, they fax it to the person who is requesting it. (4) New Hope Springs - Section 3 (Chapel Hill Township - 9 Lots) Eddie Kirk made the presentation. PURPOSE: Consideration of the Preliminary Plan for New Hope Springs Section Three Subdivision. BACKGROUND: Re guest -. Prelimin= Plan Applicant: B K. & K Properties • Subdivision follows the conventional plan. • 9 single - family lots on 24.12 acres (including rights -of way) Average lot size — 2.61 ac. • Minimum to Actual Lot Size Ratio (MTAR) is 1.31. Minimum lot size is 2.0 acres. 0% common ar open space is provided. Location The property is located off the south side of Davis Road at the end of Section Two of New Hope Springs h Chapel Hill Township. Existing and Proposed Conditions Existing: • Current zoning is Rural Buffer (RB). • The property is not located in a designated protected watershed. Physical Features: • There are no streams indicated on the property. • The site is entirely wooded with mixed hardwoods and pines. Adjacent Land Use: Mzy-04 -00 01:07P Prudential Carol inasRlty 1� r � Numbw of Pa rt: t:�- Phone: 33 Lynn Irwin Cox - Prudentlsl Carolinas Reg -1407 E. FM"kfln Sft"t - Ch$pel Hills NC 27510 - Phone: (919) 929 -2158 -Fat; (919) 929-1$41 Maiy -04 -00 01:07P Prudential Carol inasRlty Lynn Irwin Cox 302 Nine Gates Road (1apcl Hill, NC 27516 Chairperson and Members Orange County Planning Hoard 306 Revere Road Hillsborough, NC 27278 bear Members, As the property owner that is the most impacted by the Nine Gates Subdivision (The Woods) off Jones Ferry developed by Kim Henry, I have several concerns. Unfortunately, I will be unable -to attend the mcating this week so r would appreciate your entering this letter into the record. 1 am very concerned about widening Nina Gates to a 50 ft. state maintained road. Bight now there is a mature hedgerow which is the habitat for many species, of wildlife. Also, I am attempting to reestablish a quail population and hedgerows provide cover for these birds. With the widening of the road this habitat will be destroyed. fn addition, I am very concerned about the traffic this subdivision will generate and ability for vehicles to safely access Nine Gates from Jones Ferry and visa versa. Also, I am extremely concerned about the future construction of Nine Gates as a connector road. if this should occur, what is now a quiet and beautiful, pastoral gravel road will become a major cut through for traffic wishing to got to Highway 54 or the northern part of the county from 15 -501. It is my understanding that the Irvin property will be donated to the Nature Conservancy which would not be compatible with a high traffic artery. cutting through it. Finally, T am concerned about my ability to access my home while the road is being constructed and emergency vehicles' ability to access my property at any time. 1 do not work regular nine to rive hours so it is important to have this road open at all times to accommodate my work schedule and for safety. Two weeks ago, I requested that the PWming staff send me the updated pertinent information about this subdivision; however, l have not received it. Thanks you for your attention. Sincerely yours, Lynn`trgvin Cox May 4, 2000 34 1MMAY -04 -00 THU 10:20 AM WTUD SALES FAX•N0, 9196827476 35 Sales Department 411 LIBERTY STREET DURHAM, NC 27701 Facsimile Cover Sheet To .Company: v"l Y Nl )v( &O-b Phone; Fax: From: Chris Nesbitt General Sales Manager Company:. WTVD, NewsChannel 11, ABC Phone: 919 -683 -1 111 Fax: 919 -682 -7476 Date: Pages including this. cover page; ,MAY -04 -00 THU 10:21 AM WTVD SALES Q- ter FAX N0. 9196827476 36 - 51- 5 0 AO 0..Qm,� mss, ;/7c aa'd char, d� art �zI ifits /�/2a�7aaa -Q. 717e v 95G f�i �o �! e ✓wocPwQ 9e ,eo G � 6 . acvrt ;? A. Roak May 4 '00 17:34 P.01 37 Lucy Harber 3520 Moonlight Drive Chapel Hill, NC 27516 919- 929 -8520 May 4, 2000 Tina Moon Orange County Department of Planning Fax 0 644-3002 Ms. Moon: Thank you for speaking with me this afternoon regarding the proposed Nine Gates Subdivision. I most likely will not be able to attend the meeting tonight so I thought I'd use this letter to convey some of my concerns. My overwhelming concern is that the proposed development sets a precedent that will permanently alter the character of the neighborhood in which we live. My husband and I have been living in the 'Turkey Run subdivision for over 13 years and have grown to appmciate the rural and woodsy character of our surroundings. Excluding the Mel Oaks subdivision (which is an anomaly), viost of the homes, those along Jones Ferry Road and adjoining neighborhoods, are on large wooded lots. I had presumed that local ordinancecensuiediprotected this way of life. Every day I look forward to leaving the bypass, crossing the lake and checking out the horses in the pasture on my trek home. Although the proposed development is set back from the road, I'm concerned that future development of adjoining property will assume the characteristics of the new development. From the developer's description, I envision huge "Cary- esquer homes on relatively small lots, cleared Of trees to make way for the septic systems necessary to accommodate five bedroom, four bath houses with paved drives. My other concern is that of the proposed changes to the road. The proposed left -turn lane sounds as though it might be a bit excessive. I can appreciate the board's interest in ensuring the safety of residents and passers -by but I fear that the proposed renovation may be a little overbuilt (along the scale of what occurred at the Calavandcr intersection). There are more dangerous intersections along Jones Ferry Road (i.e., at Damascus Church) that could use the efforts of the DOT. I suppose it all boils down to the carrying capacity of the road. When is this capacity exceeded? And what are the long -range plans for moving cars, trucks and bikes safely? Perhaps it's time to look at wbether the ordinances are ample to protect the way of life that attracted my neighbors and I to this part of the county in the first place- I can appreciate that change is necessary but I think that we should work together to ensure that Orange County remains a desirable place to be. Respectfully. d 10— p-j�, Lucy Herber .38 BUILDERS' MARKETING GROUP, INC. LAND DEVELOPMENT & NEW HOME SALES 512 Ironwoods Drive, Chapel Hill, NC 27516 (919) 968 -4588 (fax) 932 -9012 May 9, 2000 Orange County Planning Department Craig Benedict, Director 306 F Revere Road 11illsborough, NC 27278 Dear Craig, I received this e-mail today and am sending this copy to be included in the package that goes to the Commissioners. This does confirm that the Irvin property will, indeed, go to the Triangle Land Conservancy and never be developed. This eliminates the need for the future connector to that property through The Woodlands. This will also calm the fears that adjoining property owners have that traffic other than that generated in The Woodlands would be using Nine Gates Road as a short-cut to Jones Ferry Road. I would like to formally request that the stub -out requirement be dropped from the Preliminary Approval conditions. In regard to the Left Turn Lane, I truly am divided myself - as I stated to the Planning Board, I would like to have that margin of safety for the future Woodlands homeowners but, at the same time, I do not want to be caught between the County saying, "build it ", and adjoining property owners telling me I am facing a court battle to obtain needed construction easements. I have talked with Mike Venable, NCDOT, about the possibility of less invasive road shoulder and ditchline widths that DOT would find acceptable and intend to meet with Mr. O'Daniel next week to see if he would be willing to compromise if I also offer to build a new driveway for him to access Nine Grates. With regards, Kim Henry, president Builders' Marketing Group, Inc. cc: Robert Davis, Tina Moon 3' Subj: FIN: Elinor M. Irvin Date: 5/9/00 5:57:17 AM. Pacific Daylight Time From: dfrankstone@hfgmlaw.com (David Frankstone) To: khenrydev@aol.com ('khenrydev@aol.com) FYI - This is the email that I sent yesterday to the head of OC Planning Department David R Frankstone, Attomey- at-Law. . 870 Airport Road Chapel Hill, NC 27514 (919) 968-4717 Fax (919) 929 -1415 drrankstone@hfgmlaw.com ---Original Message-- - From: David Frankstone Sent: Monday, May 08, 2000 5:50 PM To: 'cbenedict @co.orange.nc.us' Subject: Elinor M. Irvin Dear Mr. Benedict: I represent Elinor Irvin, on older woman who owns a large farm on Jones Ferry Road in Orange County. Her land abuts the Indy Cannon property that Kim Henry and her husband propose to subdivide. I believe that a suggestion has been made by the county planning staff that it would be prudent to stub out a road to Mrs. Irvin's boundary. it is that issue that I am writing about. I have been Mrs. Irvin's lawyer for at least the last 10 years. During that time it has always been her intention to dispose of her property at her death by giving the farm to the Triangle Land Conservancy. Subdivision of her property would not be permitted, farming and forestry uses could and would be continued as to part of the land and the remainder would be conserved as undeveloped woodland. This is still her intention and I believe that it will continue to be so. So, a road would never cross her property unless the right of way was taken by eminent domain. Thank you. David R. Frankstone, Attomey -at -Law 870 Airport Road Chapel Hill, NC 27514 (919) 968 -4717 Fax (919) 929 -1415 dftnkstone@hfgmiaw.com THE WOODLANDS 42 v LANDSCAPE & BUFFER PLAN a- The Woodlands p 94.816 acres including Nine Gates Road R.Q.W. ✓ Entire site consists of pines and mature hardwoods (Site was selectively timbered 20 years ago.) Kim Henry, developer Builders' Marketing Group . Primary Tree Protection Areas & 30' Buffer Secondary Tree Protection Areas "Existing trees will be preserved to meet the landscape requirements of Section IV- B -8-d -1 of the Orange County Subdivision Regulations." Entry feature -stone wall to be designed approximately 3' in heig and 10' In length • � M r7 ,30' Tree Buffer (existing tree Q,m . ya .0 O 0 0 � Typical lot example 7 no P - a OGP, 0 0 ° o. o a N N ij •`.` O - � ��a3WWnS 0 O N N